1086 Horne St · Houston, TX 77088

$120,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 17 Days on market

Built 1936 7,914 sqft lot Est $154k · 22% under

---

Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity! Property is being sold AS-IS. Value is primarily in the land. Tenant occupied — drive-by only. Do not disturb tenant. No access to the inside. Consider it a tear down or complete gut. Located in a growing area with new development and redevelopment activity nearby. Great opportunity for investors, builders, or buyers looking to secure property for future development. Buyer to independently verify all information, measurements, restrictions, and intended use.

Key facts

• 7,914 sq ft lot
• Built 1936
• Listed 17 days

Property features AI

Finance

• Other: Seller Disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1936
• Construction: 920 total building area
• Exterior features: Lot around 7,914 sq. ft. (approximately 0.18 acres); Lot described as Other

Interior

• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor (10 x 10)
• Bathrooms: 1 full bathroom
• Interior features: Two total rooms

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$153,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anderson Academy (math 18% / reading 16%, grade F, #3,836 of 4,322 statewide, top 91%, 677 students, 94% FRL); Drew Academy (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 382 students, 91% FRL); Carver H S For Applied Tech/Engineering/Arts (math 25% / reading 32%, grade F, #1,157 of 1,632 statewide, top 72%, 755 students, 86% FRL).
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 45% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $153,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8839 Glenhouse Dr	0.42mi	3/1.5 (+1)	935 (+2%)	1mo	$129,000	$138	70
9526 Tower St	0.52mi	2/1.0	840 (-9%)	4mo	$250,000	$298	58
8323 Ponnel Ln	0.56mi	2/1.0	877 (-5%)	11mo	$140,000	$160	57
9018 Rutherford Ln	0.64mi	3/1.5 (+1)	934 (+2%)	8mo	$165,000	$177	54
1811 W Gulf Bank Rd	0.20mi	3/1.5 (+1)	1,021 (+11%)	15mo	$170,000	$167	53
8811 Cottage Gate Ln	0.39mi	3/1.5 (+1)	989 (+8%)	11mo	$208,000	$210	53
1939 Mosher Ln	0.73mi	2/1.0	885 (-4%)	10mo	$130,000	$147	51
958 Conklin St	0.43mi	3/2.0 (+1)	1,020 (+11%)	3mo	$215,000	$211	50
1902 Bunzel St	0.58mi	3/2.0 (+1)	1,030 (+12%)	0mo	$198,000	$192	44
1314 Tarberry Rd	0.57mi	3/1.5 (+1)	1,022 (+11%)	5mo	$143,999	$141	44
8914 De Priest St	0.52mi	3/2.0 (+1)	1,020 (+11%)	8mo	$150,000	$147	42
8319 Ponnel Ln	0.57mi	2/1.5	1,025 (+11%)	20mo	$165,000	$161	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.73×
• Total profit: $24,378
• Equity at exit: $17,892

10-year hold

• IRR: 24.8%
• Equity multiple: 2.86×
• Total profit: $62,404
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $781

Break-even live

Break-even rent $1,041

Max offer price $120,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	44d	1	0.49mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	8d	1	0.61mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	24d	1	0.67mi
1330 Blue Bell Rd Houston, TX	2.0–3.0	1.0–2.0	1418	$1,200	$0.85	2d	6	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $120,000 Active 17 DOM
2. 2026-06-17
   days on market $120,000 Active 16 DOM
3. 2026-06-16
   days on market $120,000 Active 15 DOM
4. 2026-06-15
   days on market $120,000 Active 14 DOM
5. 2026-06-13
   days on market $120,000 Active 12 DOM
6. 2026-06-13
   days on market $120,000 Active 11 DOM
7. 2026-06-09
   days on market $120,000 Active 8 DOM
8. 2026-06-08
   days on market $120,000 Active 7 DOM
9. 2026-06-07
   days on market $120,000 Active 6 DOM
10. 2026-06-04
    days on market $120,000 Active 3 DOM
11. 2026-06-03
    days on market $120,000 Active 2 DOM
12. 2026-06-02
    remarks 484-char remark
13. 2026-06-02
    listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,716 · $143/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$480/yr (+$40/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,355
• − Mortgage interest: −$6,722
• − Property taxes: −$1,716
• − Insurance: −$600
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$3,491
• Taxable income: $7,929
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $7,470/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

5 events — show timeline

• 2026-06-01 Listed $120,000 HARMLS
• 2021-12-21 Sold (Public Records) — Public Records
• 2021-08-03 Sold (Public Records) — Public Records
• 2021-03-10 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,716 · +16.7% YoY. Source: county tax records.